Price £475,000 New Instruction

A marvellous opportunity to live the "Good Life" and become more self sufficient with this small holding in the lovely East Devon area, about 5 miles from Axminster. Lying in a partly sloping south east facing site of around 2 acres is a very versatile and slightly quirky detached house. The accommodation comprises two large first floor bedrooms, one with generous en-suite, additional first floor shower room, large living room with multi-fuel stove, spacious and modern kitchen/dining room, utility room (or annexe kitchen), ground floor bedroom with en-suite shower room. The ground floor bedroom, shower room and utility/kitchen make an ideal self-contained annexe and having the benefit of its own front door, could be used as a separate letting unit or as accommodation for a relative. Equally if preferred, these rooms can be part of the main house. There is a block paved driveway providing parking and turning space and leading to the garage. In addition to the good sized garage, there is a work shop and separate store room. The beautiful garden lies on three sides of the house with a lower decked seating area, leading onto a lawn with planting beds and to the other side of the house is a sloping garden with a feature stream running through and into a pond. The gardens are thoughtfully planted and well stocked with colour. The remaining land is set out into two paddocks, a small orchard and a vegetable garden. The property has its own well water and septic tank and lends itself to having solar panels. There is central heating throughout which is currently run by oil but in time (and if desired) a new owner could cross over to air source or ground source heating. The land offers the opportunity for growing fruit and vegetables and keeping small animals. The current owners offer grazing for local sheep, which could be continued or not. The original part of the house is quite old and has been extended through the years, offering bright accommodation with a modern feel. A wonderful bonus of the location is fabulous views down the valley which can be enjoyed from both inside and out.


The accommodation, all measurements approximate, comprises:


GROUND FLOOR

HALL - 2.27m (7'5") x 1.67m (5'6") Min
This entrance leads to the annexed area. Window to front. Smoke detector. Radiator. Vinyl flooring.

SHOWER ROOM - 2.09m (6'10") x 1.37m (4'6")
(En Suite to Annexe Bedsitting Room).
Large obscure glazed window to front. Fitted with a white suite comprising w.c. and wall mounted wash hand basin. Large shower. Ladder style radiator. Extractor. Vinyl flooring.

BEDROOM THREE/BEDSITTING ROOM - 5.53m (18'2") x 2.71m (8'11") Min
Dual aspect. Window to front with lovely views and window to side.TV point. Radiator.

UTILITY ROOM/ANNEXE KITCHEN - 3.01m (9'11") x 2.79m (9'2")
Fitted with a range of wall and base units with laminate work surfaces and inset stainless steel sink unit and drainer. Space and plumbing for washing machine and freezer/tumble dryer. Cupboard housing water filters. Radiator. Vinyl flooring. Glazed door to

KITCHEN/DINING ROOM - 6.61m (21'8") x 3.69m (12'1")
Window to front overlooking the decked seating area. French doors to patio. The kitchen is fitted with a contemporary range of wall and base units with Maia work surfaces and inset black composite one and a half bowl sink unit and drainer. Refuse bin and pan drawers. Integrated electric oven/grill, microwave and electric hob. Cooker hood above. Integrated fridge. Breakfast bar. Two radiators. Laminate flooring. Door to

LOUNGE - 6.81m (22'4") x 4.24m (13'11")
Window to front. Two windows to side overlooking the beautiful garden. Glazed door to front patio. Stone fireplace with slate tiled hearth fitted with a multi-fuel stove. TV point. Two radiators. Stairs rising to

FIRST FLOOR

LANDING
Window to front with fabulous views. Hatch to insulated loft with light and pull down ladder.

BEDROOM ONE - 3.7m (12'2") x 3.7m (12'2")
Two windows to rear. Window to front with fabulous long range views. TV point. Telephone point. Radiator. Door to

EN SUITE - 3.11m (10'2") Min x 2.08m (6'10")
Window to side. Fitted with a white suite comprising a large walk in shower cubicle. w.c. and wash hand basin set into base unit with cupboards below. Range of built-in wardrobes. Radiator. Extractor.

BEDROOM TWO - 4.75m (15'7") x 4.44m (14'7")
Two windows to side with views over the garden. Small period fireplace. Radiator

SHOWER ROOM - 3.09m (10'2") x 0.86m (2'10")
10`2` x 2`10` extending to 6`6` (3.09m x 0.86m extending to 1.98m into shower recess)
Window to front with views. Fitted with a pale grey suite comprising shower cubicle, w.c. and pedestal wash hand basin. Airing cupboard housing Vaillant pressurised hot water cylinder. Central heating controls. Radiator. Laminate flooring.

OUTSIDE
The property is approached along a small lane with a curving driveway leading to a block paved parking area. The house sits above the driveway with the land and gardens surrounding the house on all sides.

GARAGE - 4.9m (16'1") x 3.09m (10'2")
Up and over door to front. Power and light. Loft storage.



WORKSHOP - 3.65m (12'0") x 2.71m (8'11")
Window to front. Door to side. Power and light.

WOOD STORE - 3.65m (12'0") x 2.15m (7'1")
Window to side. Power provided from the workshop.

GARDEN
There are several areas of formal gardens, the largest of which lies to the right hand side of the house (looking at the front) and comprises a gently sloping garden of lawns with a stream running through the centre beneath a small wooden bridge and into an ornamental pond. There are several shrub beds which have been very well stocked with a delightful variety of flowering shrubs and a hedge lies to one side. The garden continues up to a small wooded area from where a path leads across the slope to the top paddock. Alongside the path, there are more flowering shrubs. Behind the house is a secluded quiet seating area. Below the house, to the other side of the driveway, wooden steps lead down to two levels of decked seating, which in turn lead to another lawned area with a deep planting bed above. Steps rise from the centre of this bed to a further level area which leads back to the garage and store to one side and to the other side, an arched gate provides access to the vegetable garden. Steps up from the level area lead to a summer house, orchard and further paddock. There are beautiful views from most of the garden and ground. It is difficult to put into words the variety of planting and space on offer - the property really should be seen to truly be understood.

SERVICES
Mains electricity. Water is supplied from a well on the property and goes through a filtration system in the house. Septic tank drainage. Oil fired central heating.

COUNCIL TAX
East Devon District Council. Band E. Currently £2,314 (2019/20).

EPC RATING
F

ADDITIONAL INFORMATION
External oil fired boiler. Registered as a ‘Small Holding`.

DIRECTIONS
Travelling from Honiton on the A35 towards Axminster. Continue through Wilmington and on through a section of long straights. When you see a small right turning signposted Umborne 1 mile and a sign at the mouth of the small turning saying Unsuitable for HGVs, carry on the A35 and around a slight left bend. As you come out of the bend, look for the right turning with another sign saying "unsuitable for heavy good vehicles". Take this right turn. A short way along (maybe 200 yards?) you will see the driveway to Beech Tree Cottage on the right. It goes up hill slightly. Please park in the driveway and I will meet you there.

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

Floor Plan
EER Chart

The Energy-Efficiency Rating is a measure of a home's overall efficiency. The higher the rating, the more energy-efficient the home is, and the lower the fuel bills are likely to be.

EIR Chart

The Environmental Impact Rating is a measure of a home's impact on the environment in terms of carbon dioxide (C02) emissions - the higher the rating, the less impact it has on the environment.